Town of Carlisle
MASSACHUSETTS 01741
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Office of
PLANNING BOARD
66 Westford Street
Carlisle, Massachusetts 01741
Tel. (978) 369-9702
Fax (978) 369-4521
Minutes
April 26, 2010
Minutes 4/12/10
Bills
Request for review of application for Comprehensive Permit for Benfield Farms, South Street (Map 5, Lots
7-1 thru 7-4) with Zoning Board of Appeals (10/24/09 - Neighborhood of Affordable Housing
[NOAH], applicant) - revised plans submitted 3/10/10 (Request of Board of Appeals - 11/05/09 -
Draft peer review letter 4/7/10)
Chair David Freedman called the meeting to order at 7:35 pm in the Clark Room of Town Hall. Members Michael Epstein, Marc Lamere, Tom Lane, Kent Gonzales, Carol Nathan, and Nathan Brown were present. Planning Administrator George Mansfield was absent.
Gretchen Caywood, Administrative Assistant to the Planning Board, Doug Stevenson (BOS), Alan Lehotsky (Housing Authority Chair), Alan Carpenito (South Street), and Dave Ives (Carlisle Mosquito) were also in attendance.
Minutes
The PB did not review the draft Minutes from the 4/12/10 PB meeting, as not all members had had an opportunity to review them.
Request for review of application for Comprehensive Permit for Benfield Farms, South Street (Map 5, Lots 7-1 thru 7-4) with Zoning Board of Appeals (10/24/09 - Neighborhood of Affordable Housing [NOAH], applicant) - revised plans submitted 3/10/10 (Request of Board of Appeals - 11/05/09 - Draft peer review letter 4/2/10)
The PB reviewed the revised plans and application materials submitted by the applicant on March 10th, as well as a draft peer review prepared by Nitsch Engineering, and the draft Memo, prepared by Planning Administrator Mansfield, of the PB's review and recommendations to the ZBA on this application.
Before beginning the discussion, Chair Freedman reported that a question had been raised about his membership in the Carlisle Conservation Foundation (CCF) and the fact that the Foundation holds the Conservation Restriction that covers part of the Benfield Farms land. Chair Freedman said that he has filed a written "Disclosure of Appearance of Conflict as Required by MGL, c268A, s23(b)(3)" statement with the Town Clerk in order to dispel the appearance of impropriety, and has also informed Town Administrator Goddard. He noted that CCF has no financial interest in the property and thus no interest in the outcome of the application before the ZBA. Vice Chair Epstein asked Gonzales about his participation in the Benfield Farms discussions, since Gonzales is also a member of the ZBA. Gonzales said that he had
investigated this point at the time he was offered ZBA membership. He spoke with the office of the State Ethics Commission and was informed that it is not uncommon for a resident to be a member of two Boards or Committees in his/her town, and that it is not a conflict. Gonzales added that in many of the smaller towns in the State, the ZBA and PB are one board.
The PB reviewed the draft peer review report from Nitsch Engineering dated April 7, 2010, in which PE Steven Ventresca made many specific recommendations concerning the various permitting aspects of the project, the existing conditions plan provided by the applicant, the proposed features and layout of the site, grading plans for the site, utility installation, water and septic plans, and the proposed landscape plan. Ventresca's draft peer review report also included comments on the proposed plan with respect to DEP Stormwater Management Standards. The report also contained recommendations on the waivers that had been requested by the applicant.
Chair Freedman, PB liaison to the ZBA, reported that at the last ZBA meeting, the easement documents were discussed, and gaps were noted which need to be sorted out. The documents must allow for the applicant and the Housing Authority to access the well and septic on Lot 4. While Town Counsel will be developing the necessary the documents, since they may not be ready by the close of the hearing, the PB should develop conditions to assure that this matter is addressed.
When Epstein asked about Homeowners Association documents, Alan Lehotsky (Housing Authority (HA)) explained that since these will all be rental units, there will be no homeowners. The land will be owned by the HA and the building leased by NOAH. He assured the PB that there will be documents detailing maintenance responsibilities for the site, but not via a Homeowners Association. Chair Freedman explained to Lehotsky that the ZBA will need to establish conditions regarding the required content of an operation and management plan, to be reviewed post-permit by the ZBA with the assistance of peer review and Town Counsel. The PB discussed the conditions that they would develop and suggest to the ZBA concerning this application.
The PB discussed the proposed parking space layout and number of spaces for the site. Lehotsky noted that all spaces are larger than required by Parking Code, and that the Village Court facility only has 2 handicapped spaces. Chair Freedman suggested that the PB ask the ZBA to confirm that the plans are in compliance with accessibility requirements, considering the number of accessible entrances to the proposed building and the proposed location of both accessible spaces at one end of the building. Gonzales noted that there is no accessible parking planned near the center, main entrance to the proposed building, and Lamere noted that the parking areas to either side of the proposed building appear to be within 200 feet of the entrance. The area at the main entrance is proposed to be a drop off area. Freedman questioned if
it may be designated as a fire lane. The PB will recommend that the plans delineate a passenger drop off area at the main entrance. While the applicant had included a table of examples of developments in eastern MA, along with their parking space data, Chair Freedman pointed out that most of the examples provided are in cities where the site is within walking distance of many activities, near street parking, and/or public transportation. Since that is not the case here, the data provided may not be that relevant.
The PB also noted that the applicant has not provided a driveway cross section plan and may not be doing so until after the hearing closes. Since final plans for the site will come after the hearing is closed, the ZBA decision will need to be conditioned accordingly. Epstein expressed concern about the additional detail coming "post-permit," noting that it leaves the Town vulnerable. Chair Freedman said that Meridian Associates (the applicant's engineer) is expected to provide a response to the Nitsch peer review memo by the in time for the next meeting packet (i.e. before the end of this week).
Concerning a more detailed landscape plan on this project, Chair Freedman suggested that Carlisle resident and MA certified Arborist John Bakewell be consulted on appropriate planting details for the site. He asked the PB to review Mansfield's comments on this subject in the draft PB response Memo he had prepared, and provide comment before next week's meeting. Epstein suggested that the ZBA should review the final detailed landscape plan, and Chair Freedman said that the ZBA must be sure to get the applicant to agree to a list of items that the ZBA will need to review again for appropriateness and adequacy, once the applicant provides them in more detail.
Concerning the requested waiver from the requirement that the proposed building be setback 100 feet from South Street, the PB noted that it is not possible to site the building with this setback, but that adequate and appropriate screening can mitigate a shallower setback. Responding to Epstein's comment Chair Freedman agreed that therefore the submission of a detailed landscape plan allowing for appropriate screening should be a condition of approval of the setback waiver.
The PB discussed signage at the site, and Chair Freedman suggested that the ZBA require, via a condition, placement of boundary markers on Lot 1 of the site. They also discussed the pathway around the building, and Lamere suggested that access from the pathway to South Street should be provided by connecting the pathway to the access drives near their intersections to South Street.
The PB discussed the need for an easement to allow public access to the back field at all times, even during construction. Epstein pointed out that this may pose a safety issue during construction, and Chair Freedman said that the final plans must therefore specify a safe route from South Street to the cart path that isn't within the construction site area.
The PB also discussed snow storage at the site, noting that there are limited locations for snow storage, and that snow storage will likely affect drainage at the site. Chair Freedman suggested pointing out to the review engineer that snow storage should be considered in the drainage analysis.
The PB planned to discuss fire protection related issues, and driveways and traffic circulation at its next meeting on May 3rd. Chair Freedman asked the PB to review draft documents he had prepared concerning parking at the site, driveway and circulation, and a draft concerning approval of the final plans (when submitted). Chair Freedman offered to work with Planning Administrator Mansfield and Administrative Assistant Caywood to revise the draft Memo of the PB's review and recommendations to the ZBA concerning this application, with the goal of having it ready for the packet by Friday. He expected Epstein would assist as well and asked the rest of the PB to review the 3/10/10 application, particularly the list of waivers requested by the applicant, for further discussion at the May 3rd meeting. Incorporated within will be a list
of points that must be deemed acceptable to the ZBA and to the peer review engineer prior to construction.
At 9:25 pm, Epstein moved and N. Brown seconded the adjournment of the PB meeting.
Respectfully Submitted,
Gretchen Caywood
Administrative Assistant
Carlisle Planning Board
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